Willesden Green · Brent · Brent East constituency · 51.55118, -0.23226

NW10 1LR— Willesden Green, Brent

Location and area intelligence for NW10 1LR, Willesden Green, Brent

The family fortress

 

Schools 100%Safety 81/100Transport 39/100

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
59
Safety
81
Schools
60
Transport
39
Environment
76
Investment
51

The bottom line

NW10 1LR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW10 1LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for NW10 1LR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW10 1LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gladstone Park Primary School

Not yet inspected · 1 min walk

KS2: 105.8

—

Secondary

Harris Lowe Academy Willesden

Not yet inspected · Inspected Nov 2024 · 17 min walk

P8: +0.26A8: 47.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 20 min walk

7 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.2 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour16%
Drug offences10%
Vehicle crime9%
Robbery5%
Burglary3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 820m

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area50.4 m²

EPC breakdown

B
10%
C
42%

Based on 52 properties · Confidence: high

Street mix

Flat 100%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£126,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2018 · CAGR

+8.2%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.3%

per year

Acceleration

-100.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£85k£85k+0%1
Post-dot-com plateau2003–2003£162k£162k+0%1
GFC & correction2010–2012£212k£239k+12.6%1
Help-to-Buy recovery2013–2016£220k£409k+85.7%1
Brexit uncertainty2018–2018£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Dollis Hill StationJubilee line
5.4 min walk
Brent Cross West Station

Nearby stations

Dollis Hill Underground StationJubilee
6 min walk
Willesden Green Underground StationJubilee · Metropolitan
10 min walk
Neasden Underground StationJubilee
16 min walk
Brondesbury Park Rail StationMildmay
24 min walk
Brent Cross West StationNational Rail
25 min walk
No bus stops within 400m

21

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria45 min ↑
Waterloo45 min ↑
Canary Wharf52 min ↑
City48 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

6

EV chargers (800m)

Nearest car park532m
Santander docks (800m)0
Nearest cycle dock2.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 13%
More green space than 95% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

11 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 3.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Flynn's (499 m)

Nearest supermarketWing Yip · 1.8 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Sainsbury's Local436 m
Greengrocer446 m
DeliBeira456 m
Wine & Vape Hub520 m

Nearby cafes

Pavilion Cafe533 m
Costa Coffee536 m
Marina Cafe546 m
Xoxo777 m

Nearby restaurants

Manon Grill444 m
Varanda Brazil449 m
Chicken Valley491 m
Golden Dish501 m

Nearby pubs

Flynn's499 m
Lula's518 m
The Rising Sun654 m
Tony's693 m

Nearby gyms

ZENW2707 m
Willesden Sports Centre1.2 km

Nearby pharmacies

Chana Chemist970 m

Nearby health

Park Avenue Dental Care270 m
Food hygiene (5-star)56% of 97

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

27.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,042m
Crossrail 2 route7,348m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,513 nationally

1,677

Est. population

18,625/km²

53%

Employed

43%

Degree educated

£45,500

Median income

6.9%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

24%
27%
19%
17%
14%
Under 1824%
18–3427%
35–4919%
50–6417%
65+14%

Tenure

27%
15%
23%
34%
Own outright27%
Own (mortgage)15%
Private rent23%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

18%
21%
24%
20%
White British18%
White Other21%
Asian24%
Black20%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household41%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent34%
Private rent23%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
94
Largest scheme
95 homes · Willesden Green Library Centre, 95, Willesden Green Library Centre, 95, High Road, Brondesbury Park & Grange Road, NW10 2SF
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF GLADSTONE PARK JMI SCHOOL, LAND REAR OF GLADSTONE PARK JMI SCHOOL, SHERRICK GREEN ROAD, NW1032 homes
completed
MELROSE HOUSE UNIT FOR M H 201, MELROSE HOUSE UNIT FOR M H 201, Melrose Avenue, NW2 4NA21 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, BURNLEY ROAD, CULLINGWORTH ROAD, NW1014 homes
completed
189 High Road, London, NW10 2SD, 1899 homes
completed
Willesden Green Baptist Church, High Road, London, NW10 2PR, Willesden Green Baptist Church9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Janice Elizabeth LongLabour
Saqlain Aftab ChoudryLabour
Tom MillerLabour

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Key facts for NW10 1LR

Full postcodeNW10 1LR
Postcode districtNW10
BoroughLondon Borough of Brent
WardWillesden Green
Latitude51.551176
Longitude-0.232261
Parliamentary constituencyBrent East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey